Category: Tips for Buyers
You may have heard that the Charleston Real Estate Market has very low inventory and many sellers are receiving multiple offers. It’s true. I have ready and willing buyers and yet I have no homes to show them that meet their criteria. Homes that do come on the market are moving rapidly, many with multiple offers. One of my colleagues wrote nine different contracts for her buyers on various properties, all over asking price, and none were accepted. For my sellers, I am recommending that there are several ways to deal with multiple offers that have benefits beyond simply taking the highest monetary offer.
1.The most widely used method when a seller receives multiple offers is to ask for each buyer’s Highest and Best Offer. This allows buyers to reconsider their offer and increase if they are able and seriously interested. The risk a seller takes is that some buyers will not want to engage in a bidding “war” and high offers may be allowed to expire. I always remind my sellers that contracts are more than just the offered price. The other terms may not be as desirable such as closing date, required financing, and other contingencies.
2. The next likely choice is to pick the best offer, weighing all factors, and move forward. Sellers may not realize as much profit potential, but it is a simpler and quicker resolution. Buying and selling is inherently about risk tolerance and the risk/reward may not be worth the chance of losing an enthusiastic buyer.
3. Sellers also have the option of handling the offers in the order they are received making counter offers (or not) accordingly. In a low inventory market such as we are experiencing in 2021, this has considerably less risk that the buyers will find another property and walk away; however, an offer to purchase does come with a deadline for response, so timing can be an issue.
4. Another response sellers can employ is to create a universal counter offer and send it to all buyers. This can minimize the downside options throughout the contract for the seller. This method requires top notch communication on the part of the seller’s agent in order to insure a fair process for all. Deadlines, dates and times are extremely important to managing this process successfully.
On a side note, from a buyer’s perspective, escalation clauses have recently received a lot of notice with the current market conditions. This involves writing an offer with incremental dollar increases on a schedule to outbid other buyers without necessarily offering their highest and best offer. For example, a buyer might indicate that he/she will automatically pay $1000 over the next highest competitive offer without having to renegotiate. My advice to sellers and buyers is to avoid this option at this time. The difference for buyers over the life of the mortgage is minimal and for sellers, the chance of getting what the market may demand is diminished.
5. If you are a seller and find yourself in a multiple offer situation, you can also reject all offers and raise the price. The obvious risk of driving buyers away is high and greedy homeowners may cut off their noses to spite their faces in this scenario.
There may be other solutions to the enviable problem of multiple offers. If you have an idea, please share.
The termite inspection process for buyers is 100% about risk tolerance. In SC, termite damage is not uncommon and I always counsel buyers to include a clear or “clearable” inspection as contract contingency. I believe it is as important as the home inspection. Inspectors not only check for evidence of active termites, but also evidence of wood destroying fungi and elevated moisture levels below the main living level of the house as both attract termites. Once the inspection is complete, a letter called a CL-100 is issued with the results. Often, there are items that once they are repaired or mitigated, they can be “cleared” by a General Contractor for damage or a licensed pest professional for treatment and buyers can then move forward confidently.
The SC contract gives buyers the option of having the seller or the buyer to select the inspector, and also the seller or buyer to pay for the inspection. I have always counseled my buyers to make their own selection and pay for it as well. In the economics of home purchasing, it is a small amount of money to ensure that the inspector is working on their behalf. Imagine if the seller selects the inspector and it’s his or her brother-in-law. Whose interest does that particular provider have at heart? It’s worth it to pay for it every time.
My newest resolution is to make every buyer contract contingent on the seller proving with the actual pest control contract (not just the seller’s disclosure) just how the property is covered and if the coverage is transferable to the new owners. Many of us have taken sellers and agents at their word on the disclosure just what the coverage is. I now require proof because pest control companies do not always have the same coverage and the amount that insurance provides.
There are also varying types of treatment such as liquid or bait, and buyers need to consult with their pest control provider to determine which type meets their particular need for reassurance. The other influencing factor is whether the warranty or bond includes coverage for damage repair or only retreatment in the case of infestation and destruction. They also need to determine if the existing bond or warranty can be transferred when the property changes hands.
If the inspection finds that repairs need to be made in order to correct any deficiencies, it’s important for buyers to approve the general contractor selected to make those repairs. I had one inspection where the repair was not correctly done and we had not insisted on a general contractor because it was minor repair, and in no way structural. On the final walk-through, with over 25 years in construction and real estate, I could see it was improperly repaired. Because the bank did not require the inspection however, the buyer opted to waive the inspection on the contract and have it repaired properly later. This was only advisable because we determined there was no evidence of infestation, just a bit of wood rot at the door jamb to be repaired properly later. The SC CL-100 inspection report requires using a general contractor – residential building licensees are not qualified to clear an inspection if there are deficiencies even if the licensee has completed the repairs.
For those who want to play the odds, like my neighbors who decided that continuing their termite bond retreatments were too expensive on an annual basis and stopped them. When termites eventually invaded, it cost them 12K plus to repair the structural damage. They were willing to take the risk.
Other final thoughts on termite inspections:
• Termite inspections may turn up evidence of previous infestations – don’t panic, as long as it is not active, we can still get it passed with proper documentation.
• VA loans always require proof of a clear inspection.
• My SC buyer was working with a NC lender who told her she did not need an inspection because it was not a VA loan. He did not realize SC buyers have different risk exposure and that it was written in the contract as a contingency for the sale. She nearly cancelled her appointment at the 11th hour however, she wisely called her REALTOR® who kept her on track to close!
Bottom line – get a termite inspection and use a knowledgeable, qualified
REALTOR® to best represent your interests.
It’s a great time for first time home buyers to begin to build wealth and equity. With interest rates at historically low levels and the notoriously high rental rates in Charleston, why not explore your home buying options now.
Get your financial house in order first. Talk with a local lender and learn about your buying power. You might ask “what difference does it make if I use some nationally known lender that I can access online versus a local lender?” The convenience of logging on at 10:00 pm and typing in information might seem like an easier option than meeting face to face or even scheduling a call with a local lender. In the long run however, the convenience on the front end might turn out to be less convenient once the process begins in earnest. This is a good time to learn if your credit needs to be corrected or repaired. In the current Charleston market, you will also need to provide a prequalification letter with any legitimate offer and that’s quicker and easier with someone who is local.
Talk to an experienced realtor and begin to understand the market. Each area of the market is unique in terms of days on the market and price elasticity. This will help determine your timeline if you need to break a lease or make temporary living arrangements until you close on a new home. By engaging a knowledgeable agent, he or she can also guide you through the many decisions along the way to help refine your priorities. Right now, at certain price points in certain areas, you don’t even have 24 hours to “sleep on it.” Buyers need to be ready to pull the trigger quickly in some neighborhoods but have a bit more leeway in others. And remember, hiring a buyer’s agent almost never costs you a dime as most sales involve the seller paying all agent fees.
Shopping online is a great way to assess your wants and needs, however a licensed agent can provide you with more reliable information and answer questions in real time. Once you understand your priorities, you can begin to tour neighborhoods and attend open houses, but make sure anyone you speak with understands that you are represented, otherwise you may find yourself at a disadvantage. Understanding your priorities is not a once and done decision for most people. As you shop, you may find what seemed crucial is actually not as important as you thought. My client that wanted a fixer-upper in the country ended up with a new construction townhome in the suburbs. There is no such thing as a perfect home even if you build it yourself – there is always something folks want to change. If I had a dollar for every client who said to me “… I love house A, but I wish it were located where we saw house B…” well – I’m no magician. And don’t forget, at some point taste will meet budget and that changes priorities as well.
Once you find your new home, your agent can walk you through all the unfamiliar terms such as escrow, appraisal, inspection, estopel fees, and that nine – page contract, all while keeping your interests at the forefront.
Ask any resident of the Holy City, “Is Charleston, SC, a good place to live?” and you’re sure to be greeted with resounding affirmative responses. But, there are many factors to consider before moving to a new area. Generally speaking, Charleston is one of the best places to live in the country. In fact, the city has received an extensive list of accolades over the last decade, topping Travel + Leisure’s Best U.S. Cities since 2013. But, before permanently relocating, you should have a good understanding of the city, its culture, climate and cost of living to ensure it will be the best fit for your lifestyle.
Fortunately, Charleston has an abundance of beautiful areas to reside–from the bustling downtown homes to the beachside Isle of Palms real estate. Learn more about this flourishing coastal town in South Carolina and figure out which area your new dream home will be located.
What Is Charleston Like?
Perhaps one of the most enticing reasons to move to Charleston is the gorgeous weather year-round. The summers may reach scorching temperatures from time to time, but the winters are mild and pleasant. Plus, with so many beaches and outdoor water activities in the area, it’s easy to escape the summer heat while enjoying all the city has to offer. On average, the temperatures usually remain between the low 50s and 70s in the fall and spring, dropping down briefly to the mid-40s in the winter and rising back up to the 80s and 90s in the hottest of the summer months. With such a temperate climate, it’s no surprise an abundance of outdoorsy adventurers and beach bums gravitate towards this sunny little city.
Charleston, SC, is one of the greatest culinary destinations in the country right now with new restaurants popping up all the time. Many travelers come to the area to experience authentic Southern cooking, but stay for the surprising variety of cuisines available from classic French cooking to Sichuan joints. Of course, if you’re looking for good Carolina barbecue, you’ll have no trouble finding smoked meats from some of the most renowned pit masters in the state like Rodney Scott, but the adventurous eater will love all the other options available for exploring.
Though the downtown area has the greatest concentration of high-quality restaurants, you’ll find delectable dining throughout the area–from unexpectedly divine hidden fish shacks like Bowens Island Restaurant to decadent dining experiences at places like The Obstinate Daughter on Sullivan’s Island. Believe us, you’ll never be hungry when you’re living in Charleston.
Originally part of the first 13 British colonies, Charleston and the surrounding areas have a deep, rich history that spans from the Revolutionary War through modern times.
Although some of the city’s past is dark, with slavery playing a major role in the pre-Civil War economy, Charleston has become a flourishing, progressive hub of forward thinking and modernity. From the mix of historical events that can take place here, including pirate endeavors and the creation of the first playhouse in the country, there is so much unique history to learn and experience.
The Outdoor Activities
With such beautiful year-round weather, it’s no surprise Charleston is an outdoor enthusiast’s dream place to live. Avid golfers look for Kiawah Island homes for sale to stay close to some of the top-rated championship courses in the country, while others prefer the bohemian vibe of Folly Beach. You’ll find exciting things to do in nearly every corner of Charleston. Visit the Francis Marion National Forest for a daytime hike along the Palmetto Trail, a cross-state trail that extends 350 miles with the goal of expanding to 500 miles. The Caw Caw Interpretive Center is another resource for experiencing and learning more about the Lowcountry’s environment and the beautiful creatures that inhabit it. And, in Charleston, anytime is a good time to go to the beach.
Downtown Charleston is home to some unique and very specific styles of architecture, ranging from Colonial and Federal styles to Classical Revival and even Art Deco. With more than 2,800 historic buildings, the area is teeming with unique designs and stories to match. You could spend days exploring the streets of downtown, discovering new, incredibly built houses. One of the most admired styles is the traditional Charleston Single, which is typically a two-story home featuring a covered porch off the side of both stories, a setup unique to Charleston developed prior to modern air conditioning to allow for air flow in the scorching summers.
The Best Areas to Live in Charleston, SC
If you’re still wondering, “Is Charleston, SC, a good place to live?” then you’re asking the wrong questions. Charleston is one of the most beautiful places to live along the coastline, and it encompasses so many different areas that there are plenty of different types of environments to choose from.
Most downtown residents consist of college students, young professionals or wealthy adults, with the South of Broad area being home to some of the richest residents in the area. The remainder of the peninsula welcomes the younger population, with many young families choosing to find homes further up the neck in the Wagener Terrace area. Close to Hampton Park and filled with adorable cottage-style homes, Wagener Terrace is close enough to the action of downtown while keeping a safe distance from the noisy bars and restaurants.
Just over the iconic Arthur Ravenel Jr. Bridge, you’ll find yourself in Mount Pleasant. In the last 10 years, this town has grown exponentially as more people fall in love with Charleston and decide to relocate here. Regardless of what area you’re in, Mount Pleasant allows you to remain fairly close to downtown while having a more suburban surrounding. There are two beaches in Mount Pleasant—Sullivan’s Island and Isle of Palms—so you have plenty of options when it’s time to hit the shore.
For families looking to move to the area, Mount Pleasant is highly touted as having many of the best public schools in the entire state, a much sought-after characteristic. Enjoy spending your weekends walking through the outdoor town center, lounging by the beach or taking a walk over the bridge for unparalleled views of the surrounding area.
Heading southwest of downtown, the opposite direction of Mount Pleasant, you’ll discover James Island, home to the charming little area of Folly Beach. Known as the Edge of America, this shoreside locale is known for being a bit more bohemian than the other beaches in the area, but nonetheless a favorite haunt for locals and visitors alike. Here, you’ll discover hidden gems of the culinary world like Jack of Cups Saloon and Chico Feo. You can opt to take a sunset walk along the pier, or drive farther down the beach to the Lighthouse Inlet Heritage Preserve, a more secluded area of the beach where you can marvel at unique graffiti drawings and the abandoned Morris Island Lighthouse.
This area of Charleston was named for its geographical location as west of the Ashley River, which is also directly west of downtown. This charming town has plenty to offer, including proximity to downtown and its own hopping little area known as Avondale where you can explore funky tiki bars like Voodoo and even the oldest bar in Charleston, Gene’s Haufbrau. Though this area of Charleston is mainly residential, residents have easy access to the Citadel Mall, Magnolia Plantation and Gardens and Johns Island’s Angel Oak Tree.
Located in North Charleston, Park Circle is a short 15-minute drive from downtown. Considered a trendy, up-and-coming neighborhood, Park Circle is home to young professionals and families. The strip of bars, restaurants and shops along E. Montague Ave. is the hub of this charming neighborhood, along with the adjacent Spruill Ave. businesses like brunch spot The Junction and the new Chinese-American joint called Jackrabbit Filly. Living in this area allows easy access to nearly every area of the city from downtown to the many beaches, while also harboring its own unique little culture of art and food.
Considered slightly more rural than other parts of Charleston, Johns Island is a gorgeous area surrounded by typical Lowcountry scenery of marshlands and live oaks draped in Spanish moss. The island itself is home to the Angel Oak Tree, what is believed to be one of the oldest living trees east of the Mississippi, as well as renowned restaurants, the Fat Hen and Wild Olive, and the charming Low Tide Brewing. From this location, you’re just a short drive to the James Island music venue called the Pour House as well downtown.
As you move farther away from the city, you’ll begin to feel more entangled in the natural landscape of the Lowcountry. Seabrook Island is only about a 45-minute drive from downtown Charleston, but offers serene backdrops of marshlands and the quiet relaxation of the barrier islands. Here, you’ll be close to the many championship golf courses on Kiawah Island, while remaining slightly closer to the city of Charleston. One of the major differences between Kiawah and Seabrook is that Kiawah is a gated community. Some people prefer this type of privacy, while others find getting guests and visiting relatives in and out of a gated community to be a bit of a burden.
For those who love outdoor adventure, this area might be a better fit as the island’s surroundings are ideal for kayaking, paddleboarding, horseback riding and much more. If you’re in the market for a boat or you already own one, the advantage to living so close to the water is clear. And, with such a gorgeous climate, you’re able to sail across the water almost any time of the year. Just imagine a New Year’s Eve sunset boat ride before the festivities begin.
As the barrier island located right next to Seabrook Island, Kiawah is similar in surroundings with lush live oaks flourishing across the island and thriving marshlands providing homes for the unique Lowcountry wildlife. For those who are interested in birdwatching or other types of wildlife observation, the island is the perfect environment for such endeavors. You can visit the Beachwalker Park or Night Heron Park to look for native species or simply enjoy the surroundings.
While Kiawah Island is a bit farther south than Seabrook, it is still under an hour from Charleston, making it possible to take a day trip into the city at any given moment. But, the island itself provides a variety of entertainment options as well as top-notch dining available at The Ocean Room and lovely cocktails at the Ryder Cup Bar. For golf lovers, this island is truly a paradise with access to five public courses and two private courses, many of which have been created by top golf designers and offer a challenge to players of all skill levels.
If you’re looking for Kiawah Island homes for sale, you’ll find a plethora of gorgeous properties that offer privacy and proximity to desirable activities nearby. Anyone looking for a slower pace of life will be attracted to the atmosphere of Kiawah.
Experience the Lowcountry Life
People who haven’t visited the area often wonder, “Is Charleston, SC, a good place to live?” and the answer is a resounding, “Yes.” Between the uniquely gorgeous natural landscape, abundance of activities and world-class culinary dining, what more could you ask for? If you’re thinking about relocating and looking for Seabrook Island real estate or property in the surrounding areas, consider the activities you’d like to be closest to. Seabrook and Kiawah offer the serenity of quiet island living, while areas closer to downtown Charleston provide the bustle of a small city and the promise of nightlife. Browse some of the available properties in the area and inquire with Dunes Properties to learn more about your next dream home.
Negotiating a real estate deal can be fraught with issues in large part because everyone’s risk tolerance is different. Buyers and sellers often believe it is a win/lose proposition. Automatically assuming the other party is an adversary does not create the proper framework for compromise and deal making. And, even after the initial deal has been made, when something else goes south along the way, being adversaries will make those additional negotiations more difficult to work out. As a Certified Negotiation Expert* (CNE®) I have learned specific techniques to ensure that transactions become win/win opportunities. I find that thinking carefully about wants, needs, and desires can change how a negotiation comes together where risk and rewards are shared by all parties.
These are some of the questions I ask myself as I embark on a negotiation.
Why is it in their self-interest to do what I want them to do? What are their self-interests? Regardless of whether I am representing the buyer or the seller, seeing the situation from the other side’s point of view is important. Asking open-ended questions is a great way to obtain additional information on motivations I may not have considered.
How is my client’s offer unique? An offer is so much more than the dollar amount. Contracts have lots of variables that can sway the equation. I always ask “what in addition to the right price will influence your decision to accept the agreement?” Often, the closing date is very important to either side. Buying or selling a home can be stressful enough without additional complications for moving day.
How does my response compare so my offer looks best? For example, one thing I always look for is if the lender is local. It may seem like a small thing, however I have had numerous complications with lenders who don’t know and understand the particulars of the Lowcountry market. In North Carolina, the appraisal is done prior to the home inspection, while here, it is typically the opposite. One lender from another state told my seller she did not need to have a termite inspection because it was not a VA loan. I have dealt with multiple time zone issues and finally closed a 4pm closing at 8pm that evening. The loan officer was based in Utah but the funding was coming from Texas.
What can we trade or exchange of equal value? When parties are close, sometimes throwing in appliances that originally would not have conveyed or some patio furniture can do the trick. First-time homebuyers may be using most of their savings for the down payment. By making a full-price offer and asking for a contribution toward closing costs instead, sellers can net a comparable amount while raising the mortgage for the buyers by comparatively little.
What evidence or logic makes sense for them to agree with me? I prefer to make my own arguments and leave no doubt about my client’s intentions. Negotiation partners may still make assumptions on their own to be sure, but agents also sometimes negotiate harder with their clients than they do with the other party. I give them my ammunition to make my case for me.
*Fewer than 1% of real estate agents hold this designation across the country.
Anyone who knows me knows I have a thing for shoes. I’m attracted to unusual colors, patterns, and I love a high heel. I fell in love with a turquoise, black, salmon and white slingback from Nine West called Confetti and bought 3 pair so when one pair wore out, I would still have another waiting in the wings. But what does that have to do with buying or selling a house?
First, I had to think creatively about the outfits with which they might work. Like real estate, I found it did not have to be a perfect match. I am pleasantly surprised that they go with so many things. I have an orange outfit that the shoes work well with because they appear more orange than they do when I wear them with rose colored pants. Your perfect house may not be an exact match for your preliminary requirements, but keep an open mind and you might be surprised. One client said she absolutely needed a separate laundry room, but in the end decided having it in a closet on the second floor actually worked out better with her small children’s numerous laundry stacks.
I would rather shop for shoes than anything else because, you get to sit down and you don’t have to take your clothes off. And hey, you have to try them on. Shopping for your next home is like that. You have to try them on. Feel how bright and light the kitchen is. Photos frequently don’t tell the whole story. I sold a beige/taupe colored house that appeared pinkish in the photos. My clients weren’t sure about the color until they saw it themselves and decided it was fine. They actually liked how it contrasted with the large green trees on the property.
For me, the thing about shoes is, that I want to fall in love with them. A plain black pump will never do when there are cut-outs, trim, fringe and zippers to be had. I want something special. It’s important to me that I hear my clients say they “love” a home before we make an offer. When I hear that magic word, I know I have done my job. It’s a big commitment and with the Charleston real estate market so hot recently, it’s important to make quick decisions when you love something because hot properties get snapped up quickly.
Finally, how do they make you feel. When I try on shoes I want to feel like dancing or even better, do they make me feel taller and thinner! My rose gold sandals with the laser cut design make me feel like I could show houses all day. If there is anything I know about the home buying experience, it’s that purchasing real estate is always an emotional decision.
Even the most pragmatic clients can find the process emotional because of all the moving parts of a transaction, the ever-present potential for road bumps along the way, and the lack of direct control of certain elements. When these issues inevitably come up, it’s important to be able to de-stress by focusing on how the new home makes you feel. Call me, and I’ll help you navigate the process and help you stay in touch with your emotional connections.
Zestimate®. It has “estimate” right in its name and yet it can be very problematic for both buyers and sellers alike. Sellers are frustrated when the selling price located right above the Zestimate® appears to be overpriced and hurts their cause. On the other hand, sellers often sit down with me at a listing appointment and have unreasonable expectations for what they can realize in the sale of their home because the Zestimate® is too high. Buyers are disappointed when they realize the home they just fell in love with online, is not going to be purchased for the Zestimate® price. Zillow® has in fact, offered a prize to anyone who can rewrite their program to become more accurate. They have also been sued for conducting appraisals without a license.
There are several reasons this “one size fits all” product is not always accurate. Sure, they have complicated algorithms that look at square footage, bedrooms and zip codes but there are too many other elements that cannot be factored into determining value. My home for example, is on Johns Island in a small neighborhood with 15 homes built in 2005-2006. Zillow® will aggregate my home with the mobile homes nearby and a horse farm down the road to determine the value. Just because these homes are nearby, does not mean they are comparable. Even if you can narrow down to similar homes in a large subdivision, often times there are phases in those subdivisions that can account for differences in quality and materials.
In Charleston, views greatly affect the home’s value. The differences between marshfront, marshview, waterview, riverview, oceanview, and oceanfront are unique and sometimes subtle. Likewise, my Johns Island home faces the other homes that are similar in quality to mine, but five of the homes in our subdivision face across the street from the mobile homes. That type of view can also affect value.
Perhaps the most important reason to use a qualified Realtor® is to assess condition. Zillow® cannot see inside your home to see your upgraded kitchen and beautiful tiled bath. Likewise, it cannot see into your neighbor’s house to see that baseboards are missing, door handles are broken, and windows have not been maintained. A home with lots of dated wallpaper and worn finishes is treated the same as a newer and more updated one. My neighbor’s property has beautiful, big Live Oaks and mine does not. Even a qualified appraiser might have trouble assessing the inherent value of the trees. There are also many things only someone who knows the area and is informed about the community can bring to the table as well. Did that neighborhood experience flooding during the recent hurricane, is there a new school being built nearby, or even what new zoning might be coming from the local municipality. A good real estate agent stays up to date on local news and events. In addition, an experienced agent will know what questions to ask homeowners such as traffic patterns, proximity to local businesses and if high tide ever makes travel problematic.
Condition of the exterior, interior and neighborhood all influence value. As an experienced Realtor®, I can also tell you that Zillow® will not be able to determine if the home you just loved on line smells like cat pee in person!
Call me and I will come to your home to conduct a free Comparative Market Report to find out what your home might be worth.
Consider these situations…
A couple who had just one rule when we started looking – no flood insurance – bought a charming house on a lagoon.
I helped a single guy who wanted a fixer upper out in the country with acreage who ended up buying a new construction townhome in West Ashley. He loves it.
My clients who absolutely wanted a water view ended up looking at a carriage house on Rutledge that looks down a narrow driveway with a view of the other side of the street.
Another client, with plans to move to Chapel Hill, sold his home in West Ashley and purchased a townhouse in Mt. Pleasant instead.
My point is that sometimes things change and it’s important to be receptive to suggestions that might be outside the box. Seeing property online using search criteria is immensely efficient, but charm of place or sense of spaciousness can be misleading. Working with an experienced agent can often bridge what seems like an insurmountable gap.
It can also sometimes be difficult to understand a neighborhood until you are there to experience it, and help change minds in the process. People who are unfamiliar with an area may have preconceived ideas about neighborhoods they have never explored. Realtors often know about hidden gems and unique opportunities. Before ruling out a home that is close to a busy road on a map, you might find that it is positioned perfectly to reduce sound if the garage serves as a buffer on the side with traffic. Getting inside the home can also tell you if you hear road noise or not.
There are just some things that must be seen in person. When showing a home, I will point out where there is evidence that it has been well-maintained. I look for loose baseboards and trim. If these have been neglected, it makes me wonder what other systems and day-to-day repairs have been ignored. In addition to trim and minor repairs, I always look at the return vents and heating and air conditioning vents.
If these are dirty (and it won’t likely show up in photos) it tells me that the owners have not taken care to replace filters regularly or have the HVAC serviced and maintained. That can be a big-ticket item down the road. These are the kinds of things that might make a “perfect” house on paper, less than perfect.
While it is important to prioritize needs and wishes, never say never, especially in the diverse and ever-changing Charleston real estate market.
By now, most people know what it means to “buy local.” In Charleston for instance, it’s known that buying local seafood ensures the upmost freshness, and similarly by supporting local book stores, your dollars circulate in the community. But what difference does it make in real estate transactions? In my experience, the local providers make transactions go more smoothly every step along the way.
You might ask “what difference does it make if I use some nationally known lender that I can access online versus a local lender?” The convenience of logging on at 10:00 pm and typing in information might seem like an easier option than meeting face to face, or even scheduling a call with a local lender. In the long run however, the convenience on the front end might turn out to be less convenient once the process begins in earnest. One out of state lender told my client that she did not need a CL-100 (letter indicating no termites or damage) and she nearly cancelled the appointment to inspect. This lack of knowledge about the specifics of SC real estate transactions can create speed bumps when closing a deal, and even the difference in time zones have caused problems with closing on time. Most importantly, I find local lenders also understand the pricing in this market better than national companies and tend to approve loans for higher price point because they know the market will support it.
Living in the Lowcountry means risks and hazards that may be unfamiliar in other areas of the country. An insurance provider based in Kansas may not be aware of our flood insurance risks, wind and hail issues, and even earthquakes here. For example, there was a tremor in Summerville in June, and they happen regularly. Local agents know this, and can advise you accordingly.
Appraising real property is not an exact science. It takes judgement, discernment and experience. The difference between Folly Beach and Johns Island is not just 15 miles of travel. It can be the difference between a quirky beach house and a horse farm – with the same price tag. Appraisers may be well-qualified in Columbia to make a judgement about different kinds of property, but may be geographically incompetent here. Appraising homes in a subdivision in a more homogeneous area is also a different challenge than the many diverse types of homes and lifestyles here in the Charleston market.
So often I work with clients who are getting advice from a family member or friend who is a real estate agent in another part of the country, or even this state. It’s only natural to seek that advice from family members who only have their best interests in mind, to help them make a big decision. More often than not, that advice does not apply in this particular market. The market in New Jersey is very different than Mt. Pleasant. An experienced, local Realtor® knows that a well-priced home in Riverland Terrace is not going to last long, and offering 20% below asking price will not get the job done. I’ve had more than one client lose an opportunity because of advice they received that does not apply to this unique market with its many equally unique sub-markets. Similarly, in North Carolina, it is customary to have the appraisal done before the home inspection, where here it is the opposite. My clients who moved to Iowa, learned that finished space that is heated and cooled but in the basement is not counted in the total square footage. We don’t have basements for the most part, but here all heated and cooled space is counted.
There are so many things that can affect real estate transactions on all fronts, and working with local experts can make all the difference in getting to closing.
For quite some time, Mount Pleasant, SC has been the fastest growing town in the Charleston area. Our agents are often asked if it’s still possible for first time home buyers to find affordable housing in a community so in demand. And the answer is – of course! – but you have to know where to look. While the days of abundant fixer uppers and “handyman specials” in Mount Pleasant’s well established neighborhoods have come and gone, you can still occasionally find a home in need of some love. However, for the widest variety of results in the under 300K category, you’ll need to look at condos and townhomes. For now, there is a nice variety of 1-3 bedroom / 1-3 bath attached homes in the under 300K price range, but with the way this town is booming, who knows for how long?
After a quick search of the area and price range, we’re featuring two properties in a great neighborhood: Etiwan Pointe
241 Etiwan Pointe Drive
Like most townhome communities, Etiwan Pointe’s monthly HOA includes ALL exterior maintenance, insurance, and lawn care. The neighborhood also features amenities like a pool and fitness center, but what truly sets it apart from the other condos and townhomes in this price range is the deep water community dock. Access to the Lowcountry’s waterways is a HUGE perk! Winding Rathall Creek leads directly to the Wando River and is perfect for kayaking, paddleboarding, fishing, or enjoying the sunset . Bonus: the home at 241 Etiwan Pointe Drive is currently the lowest priced in the neighborhood and boasts abundant sunlight and marsh views from the screened in porch and master bedroom.
116 Summers Creek Court 109-1
Etiwan Pointe is within biking distance of Westbrook Brewery, Long Point Grill, and is extremely close to the Kearns Park Trail, which meanders through a maritime forest along the Wando River and offers stunning views of the harbor, bridges, and marshes. You walk right out the door of116 Summer Creek to the community pool across the street. This home features two porches – one screened in off of the living room and the other located next to the dining room to expand your entertaining space with the opening of French doors. Bonus: the price was recently reduced!